KR102653685B1 - System for estimating market price of real estate and method - Google Patents

Abstract

This relates to a real estate price estimation system and method that can accurately extract the address of the target real estate and accurately estimate the market price of the target real estate accordingly. An information provision server that regularly provides information disclosed by the state, and the information provision server Management server that extracts reference real estate based on information from the provided land register, land characteristics information, building register, and closure and deletion register and estimates the appropriate market price of the target real estate; single/multi-family, land, commercial/office use supplied from the above information provision server A database that stores information on land registers, land characteristics information, building registers, and closure and deletion registers as real estate information on buildings, apartments, officetels, and pre-sale rights, and a user terminal that receives information on the appropriate market price of the target real estate estimated from the management server. It includes, and the management server extracts the address of each real estate according to the information of the land register, land characteristics information, building register, and closure and deletion register, and determines the similarity with the actual transaction price of the reference real estate adjacent to the target real estate. By extracting and calculating the appropriate market price of the target real estate and providing a configuration for transmitting the appropriate price information to the user terminal, the market price of the target real estate can be precisely estimated.

Description

Real estate market estimation system and method {SYSTEM FOR ESTIMATING MARKET PRICE OF REAL ESTATE AND METHOD}

The present invention relates to a real estate market price estimation system and method. In particular, a real estate market price estimation system that accurately extracts actual transaction information using real estate-related information disclosed by the government such as the Ministry of Land, Infrastructure and Transport and accurately estimates the market price of the target real estate accordingly. and methods.

In general, if you want to get information about real estate prices, you can go to real estate agents one by one and ask for information, or get it through magazines, newspapers, or the Internet about real estate listings. If you try to obtain information by visiting real estate agents one by one, it will take a long time and a lot of money and effort to obtain the desired information, and it is virtually impossible to obtain accurate information through magazines or newspapers about real estate listings. did. Through the Internet, you can access each site that provides real estate information and search for free or for a fee to obtain publicly announced land prices, real estate sale prices, lease prices, monthly rent prices, public auction information, and auction information. However, each information can be collected and analyzed. There is an inconvenience in having to do this. In other words, the searcher had to collect and compare information one by one to obtain the intended information.

Meanwhile, the Ministry of Land, Infrastructure and Transport provides actual real estate transaction data, but does not provide exact transaction dates or exact addresses to protect personal information.

In other words, real estate transaction information is basically based on the actual real estate transaction price provided by the Ministry of Land, Infrastructure and Transport, and the Ministry of Land, Infrastructure and Transport stipulates in Article 7 Paragraphs 1 and 2 (Publication of Administrative Information) of the Act on Disclosure of Information by Public Institutions. Actual transaction prices are disclosed for real estate for which real estate transactions have been reported and for real estate for which a fixed date has been granted, and such information is systematically disclosed through the "Actual Transaction Price Disclosure System (http://rt.molit.go.kr) /)" or "Public Data Portal (https://www.data.go.kr/)", and the original provider is the Ministry of Land, Infrastructure and Transport.

However, the actual transaction price information provided by the Ministry of Land, Infrastructure and Transport is disclosed with the actual street address deleted due to privacy issues, making the information unusable. In other words, only single/multi-family, land, and commercial/office use addresses cannot be identified, while apartment/tenement/officetel address numbers are made public.

As mentioned above, the Ministry of Land, Infrastructure and Transport provides actual transaction data, but there is a problem in that it does not provide accurate addresses such as the exact transaction date or address to protect personal information.

An example of a technology to solve this problem is disclosed in Documents 1 to 3 below.

For example, in Patent Document 1 below, the Ministry of Land, Infrastructure and Transport's actual transaction price providing server provides first information on the administrative district, transaction amount, contract date, and area of the real estate where the actual transaction took place, and the administrative district, lot number, and area of the real estate. Collecting real estate registration information from a real estate database with second information about the real estate, a real estate information provision server and a real estate registration server that match the first information and the second information and provide a real estate transaction amount for the address, and collect real estate registration information from the real estate registration server. A real estate information provision system including a real estate registration information collection server stored in a database, wherein the real estate information provision server registers the real estate within a predetermined period based on the contract date among the first information when matching the first information and the second information. A real estate information provision system is disclosed, which is characterized in that it determines whether Gap-gu's registration reception date falls among the information.

In addition, in Patent Document 2 below, the step of confirming the area, land category, city, county and district, and use area of the real estate subject to analysis from the actual land transaction price information, and the area, land category, city, county and district, and use area in the individual land characteristics information are all the same as those of the above analysis target real estate. Step of searching for matching real estate, step of detecting the address of all matching real estate as the address of the real estate to be analyzed, step of checking the area, land category, city/county/district, and use area of the real estate to be analyzed from the actual land transaction price information, and individual land characteristics A method of refining real estate information is disclosed, including the steps of searching for real estate whose area, land category, city/county/district, and use area on the information all match those of the analysis target real estate, and generating a candidate list of all matching real estate properties. there is.

Meanwhile, in Patent Document 3 below, the publicly announced land price of the real estate subject to evaluation, the actual transaction information acquisition unit that obtains the actual transaction price and publicly announced land price of the actual transaction real estate located within a predetermined area based on the real estate subject to evaluation, and the actual transaction price and publicly announced land price of the acquired actual transaction real estate It includes a reference value generator that generates a reference value for each real estate transaction based on a reference value, and a market price estimation unit that estimates the market price of the property to be evaluated by applying the generated reference value to the publicly announced price of the property to be evaluated, and generates the reference value. The department discloses a real estate price estimation device using the actual transaction price and publicly announced price that generates the reference value based on at least one of the difference and ratio between the actual transaction price and the publicly announced price of the actual transaction real estate.

Republic of Korea Patent Publication No. 10-1847774 (registered on April 4, 2018) Republic of Korea Patent Publication No. 10-1904190 (registered on September 27, 2018) Republic of Korea Patent Publication No. 10-1773911 (registered on August 28, 2017)

In the technology disclosed in Patent Document 1 as described above, the real estate information collection server stores the second information collected through various real estate studies in a real estate database, and the real estate information provision server matches the first information and the second information and It provides real estate transaction amounts for real estate transactions, but since the real estate study does not include the closed and erased ledger, there was a problem that matching past transactions was impossible.

In addition, the technology disclosed in Patent Document 2 had the problem of not being able to collect precise real estate information because it was limited to actual land transaction information. In addition, in Patent Document 2, the address of the target real estate is extracted by matching the land characteristics information including the address, part of the lot number, road name, site area, total area, etc. with the information in the building register, but in the case of a new building, the address of the target real estate is There was also a problem that the extraction of the target real estate could not be carried out accurately because the information was not registered in the building register.

On the other hand, in Patent Document 3, a reference value is created using the publicly announced land price in the ratio to the branch, but there is a problem that the reference value is meaningless when the transaction times are different. In Patent Document 3, the real estate price to be evaluated (A) is 2019 When estimating the market price as of 2018, if the actual transaction real estate (B1) is information that was transacted in 2010, and the actual transaction real estate (B2) is information that was transacted in 2018, the timing of the property to be evaluated (A) is not taken into consideration. There was a problem that the reference values used had no meaning. In addition, in Patent Document 3, the ratio of the reference value is extracted by referring to the publicly announced land price and the actual transaction price, but since the publicly announced land price represents the land price and the actual transaction price is the sum of the land and the building, there was a problem in that extraction of such a ratio was inaccurate.

The purpose of the present invention is to solve the problems described above and to provide a real estate price estimation system and method that can accurately estimate the market price of a target real estate by evaluating similarity.

Another object of the present invention is to provide a real estate market price estimation system and method that can provide objective information on real estate sale prices to sellers and buyers of target real estate.

Another object of the present invention is to provide a real estate market price estimation system and method that can improve the reliability of providing collateral for the target real estate.

In order to achieve the above purpose, the real estate price estimation system according to the present invention includes an information provision server 100 that regularly provides information disclosed by the government, land register, land characteristics information, building register, and closure cancellation provided by the information provision server. A management server 200 that extracts reference real estate based on the information in the ledger and estimates the appropriate market price of the target real estate, real estate related to single/multi-family homes, land, commercial/office buildings, apartments, officetels, and pre-sale rights supplied from the information provision server. It includes a database 300 that stores information on the land ledger, land characteristics information, building ledger, and closed and erased ledger as information, and a user terminal 400 that receives information on the appropriate price of the target real estate estimated from the management server, The management server 200 includes an address extraction module 230 that extracts the address for each real estate based on the information of the land register, land characteristics information, building register, and closure and deletion register stored in the database, and an address extraction module 230 for extracting the address from each real estate. A similar real estate for sale selection module 240 extracts information on actual real estate for sale and similar real estate corresponding to the real estate and selects the reference real estate, and extracts the degree of similarity with the target real estate for the reference real estate selected in the similar real estate for sale selection module. a similarity extraction module 250 that calculates a weight for the similarity of the reference real estate extracted by the similarity extraction module 250, and a weight calculation module 270 that calculates a weight for the similarity of the reference real estate extracted by the similarity extraction module 250. Based on the straight line distance from the target real estate to the reference real estate (m), the difference between the land area (㎡) between the target real estate and the reference real estate, and the total floor area (㎡) between the target real estate and the reference real estate. represents a pentagonal graph of the target real estate according to the difference value, the difference value of the individual publicly announced land price (㎡) between the target real estate and the reference real estate, and the difference value of the construction year between the target real estate and the reference real estate, and the target real estate Similarity is extracted by comparing the pentagon graph of and the standard pentagon graph, and the similar real estate for sale selection module 240 is within a radius of 3 km centered on the target real estate and within 5 years, single/multi-family, land, Select similar real estate for sale of the same type according to the actual transaction information of each reference real estate for which commercial/office buildings, apartments, officetels, and pre-sale rights have been sold, distinguish between land in the middle of transaction and building price, and compare similarly traded land of the reference real estate. The price is calculated by reflecting the characteristics of the target land, the price is calculated and selected by reflecting the characteristics of the past transaction time and the current time of the reference real estate, and the weight is calculated using the following equation (1)

{Similarity of reference properties/sum of similarities of multiple reference properties} … Equation (1)

It is executed according to, and the appropriate market price is expressed in the following equation (2)

{Weight of reference real estate × comparative market price of reference real estate} … Equation (2)

It is characterized by being executed according to.

In addition, in the real estate market price estimation system according to the present invention, the management server 200 includes a comparative price calculation module 260 that calculates a comparative price for the target real estate using the transaction price extracted from the similar sale real estate selection module, and the weight It further includes an appropriate price determination module 280 that determines the appropriate market price of the target real estate using the weight calculated by the calculation module and the comparison price calculated by the average of the comparison price calculation module, and the comparison price calculation module 260 ) divides the building price and land price among the transaction prices based on the transaction price of the reference real estate. Among them, the building price is calculated using building ledger information or closure cancellation information, and the land price is calculated based on land characteristics and transaction time. It is characterized by being calculated as .

In addition, in order to achieve the above object, the real estate price estimation method according to the present invention is (a) regularly collecting and processing related data based on information disclosed by the state in the address extraction module 230 of the management server 200, Extracting the address of each real estate for sale, (b) extracting information on similar real estate for sale in real estate corresponding to the target real estate from each real estate in the similar real estate for sale selection module 240 of the management server 200 Selecting a reference real estate, (c) a straight line distance (m) from the target real estate to the reference real estate based on the target real estate in the similarity extraction module 250 for the reference real estate selected in step (b), The difference between the land area (㎡) between the target real estate and the reference real estate, the difference between the total floor area (㎡) between the target real estate and the reference real estate, and the publicly announced individual land price (㎡) between the target real estate and the reference real estate. A step of displaying a pentagonal graph according to the difference value and the difference value of the construction year between the target real estate and the reference real estate, and extracting similarity by comparing the pentagonal graph of the target real estate and the reference pentagonal graph, (d ) Calculating the comparative price of the target real estate in the comparative price calculation module 260 using the transaction price at the time of the reference real estate selected in step (b), (e) the reference extracted in steps (c) and (d) Calculating a weight in the weight calculation module 270 for the similarity of real estate, (f) calculating a weighted average with the comparative price calculated in step (d) and the weight extracted in (e), and determining the appropriate market price module ( 280), determining the appropriate market price of the target real estate, and (g) transmitting the appropriate market price information of the target real estate determined in step (f) from the management server 200 to the user terminal 400. And, in step (b), single/multi-family homes, land, commercial/office buildings, apartments, officetels, and pre-sale rights are within a radius of 3 km around the target real estate in the similar sale real estate selection module 240 and within 5 years. According to the actual transaction information of each reference real estate sold, similar real estate properties for sale of the same type are selected, the prices of land and buildings in the transaction are distinguished, and the price is calculated by reflecting the characteristics of the similar transaction land and the target land of the reference real estate. , the price is selected by calculating the price by reflecting the characteristics of the past transaction time and the current time of the reference real estate, and the weight is calculated using the following equation (1)

{Similarity of reference properties/sum of similarities of multiple reference properties} … Equation (1)

It is executed according to, and the appropriate market price is expressed in the following equation (2)

{Weight of reference real estate × comparative market price of reference real estate} … Equation (2)

It is characterized by being executed according to.

As described above, according to the real estate price estimation system and method according to the present invention, the management server extracts the address for each real estate according to the information in the land register, land characteristics information, building register, and closure and erasure register, and the target real estate By extracting the similarity to the actual transaction price of the adjacent reference real estate, calculating the appropriate market price of the target real estate, and transmitting the appropriate price information to the user terminal, objective information on the real estate sale price can be provided to sellers and buyers of the target real estate. The effect that can be achieved is achieved.

In addition, according to the real estate market price estimation system and method according to the present invention, the market price of the target real estate can be precisely estimated by providing a weighted average calculation module that calculates a weighted average for the similarity of the reference real estate extracted from the similarity extraction module. The effect that there is is obtained.

1 is a configuration diagram of a real estate price estimation system according to the present invention;
Figure 2 is a configuration diagram of the management server shown in Figure 1;
Figure 3 is a configuration diagram of the database shown in Figure 1;
Figure 4 is a process diagram illustrating the process of estimating real estate prices by the real estate price estimation system according to the present invention;
Figure 5 is a map showing the target real estate and similar sales locations;
6 to 15 are diagrams showing the degree of similarity between the target real estate and the reference real estate, respectively.

The above and other objects and new features of the present invention will become more clear by the description of this specification and the accompanying drawings.

The term "announced market price" used herein refers to the unit area (m ² ) of the standard land announced by the Minister of Land, Infrastructure and Transport every year after surveying and evaluating the price of standard land selected as representative land across the country and announcing it after deliberation and adjustment by the Central Real Estate Evaluation Committee. The price is per price, and the “actual real estate transaction price” is a real estate regulation created by the Ministry of Land, Infrastructure and Transport based on Article 7 of the “Act on Disclosure of Information by Public Institutions” to objectively determine the general real estate transaction status and average actual transaction price through data disclosure. It is the actual transaction of real estate disclosed through the actual transaction price disclosure system, and the "land ledger" is a type of cadastral register created to clarify the actual situation of the land, and is kept in the registry office to publicize the rights to land. It is distinguished from the land register, and the "building register" registers and manages matters related to the marking of buildings, such as the location, area, structure, use, and number of floors, and matters related to the owner status, such as the name, address, and ownership stake of the building owner. It refers to a ledger and can be found through http://apis.data.go.kr. “Closed and erased ledger” refers to a case where all or part of a building has disappeared due to demolition, destruction, etc. This refers to a building register that has been marked and is no longer in use, and can be found through http://apis.data.go.kr.

In addition, the term "target real estate" used in the present invention refers to real estate for estimating the appropriate market price according to the customer's request, "customer" refers to the seller, buyer, or collateral evaluator, and "reference real estate" refers to the target real estate. This refers to real estate applied to extract similarity to determine the appropriate market price.

Meanwhile, it is possible to use the actual transaction price information provided by the Ministry of Land, Infrastructure and Transport to generate real estate transaction information by address, but due to privacy issues, the actual street address is deleted and disclosed as shown in Table 1 below, making useful information unusable. Addresses cannot be identified only for single/multi-family homes, land, and commercial/office use, while for apartments/tenements/officetels, etc., street numbers are made public.

Accordingly, the actual street address must be inferred based on publicly available information.

Several methods are used to increase accuracy in the process of inferring the actual address. When using the land area, the land register and land characteristic information provided by the Ministry of Land, Infrastructure and Transport are used to extract street addresses with the same land area in the same city, county, and district. The first method or the second method of extracting street addresses with the same total floor area in the same city, county, or district can be applied by using the building ledger provided by the Ministry of Land, Infrastructure and Transport.

In general, in the case of the first method, extraction is not possible if the site area is the same in the same city, county, or district, and in the case of the second method, the total floor area of the building is less likely to be the same, so the accuracy of extraction is higher.

However, the building register only covers buildings that are maintained at the present time, and cannot extract buildings that were closed or canceled in the past. For example, if a building at a specific address was purchased in 2006 and newly constructed in 2015, it is not possible to search for the total floor area of the 2006 transaction information as of 2019.

Therefore, the present invention targets single-family/multi-family homes, land, commercial/office buildings, apartments, officetels, and pre-sale rights among the actual transaction information of the Ministry of Land, Infrastructure and Transport. In addition, among the real estate information provided by the government, accuracy is improved by adding a closed and erased register in addition to the existing land (land register, land characteristics information) and buildings (building register).

Hereinafter, embodiments according to the present invention will be described with reference to the drawings.

FIG. 1 is a configuration diagram of a real estate price estimation system according to the present invention, FIG. 2 is a configuration diagram of the management server shown in FIG. 1, and FIG. 3 is a configuration diagram of the database shown in FIG. 1.

As shown in FIG. 1, the real estate price estimation system according to the present invention includes an information provision server 100 that regularly provides information disclosed by the state, a land register provided by the information provision server 100, land characteristics information, A management server (200) that extracts reference real estate based on information from the building register and closure and deletion register and estimates the appropriate market price of the target real estate, single-family/multi-family homes, land, commercial/office buildings supplied from the information provision server (100), A database 300 that stores information on land registers, land characteristics information, building registers, and closure and deletion registers as real estate information on apartments, officetels, and pre-sale rights, and information on the appropriate market price of the target real estate estimated by the management server 200. It includes a receiving user terminal 400, and the management server 200 extracts the address for each real estate according to the information in the land register, land characteristics information, building register, and closed and erased register, and adjacent to the target real estate. The similarity to the actual transaction price of the reference real estate is extracted, the appropriate market price of the target real estate is calculated, and the appropriate price information is transmitted to the user terminal 400.

The information provision server 100 is, for example, a server managed by the Ministry of Land, Infrastructure and Transport, such as “Real Transaction Disclosure System (http://rt.molit.go.kr/)” or “Public Data Portal (https://www It provides real estate-related information such as .data.go.kr/), and public data includes land actual transaction price information, real estate actual transaction price information, individual land characteristics information, building ledger information, land ownership history information, land movement history information, and architecture. Includes permit information and building closure and cancellation information.

The above land actual transaction price information includes, for example, information such as city/county/gu (legal district), land category, use area contract date, transaction amount, etc., and can be obtained from the Ministry of Land, Infrastructure and Transport's actual transaction price disclosure system or public data portal, and can be obtained from the trader or related broker. Provides the transaction amount and contract date reported to the government. While general real estate listing information services provide the price at which the property owner wishes to trade, that is, asking price information, this actual transaction price information is based on the actual transaction amount reported, and only displays the "city, county, and district" of the traded property, so it is accurate. The address of the property is unknown.

Individual land characteristics information provides city/county/district, mountain division, main number, and sub-number information, so it can be used to estimate accurate address information. This individual land characteristic information is prepared for the main purpose of providing publicly announced price information, and is provided for one year. Each government evaluates and announces real estate land prices across the country, and this publicly announced land price is information used as the basis for imposing real estate-related taxes. Therefore, the address can be estimated using the actual transaction price information provided only for real estate with transactions and individual land characteristics information provided for all real estate even if there is no transaction.

Building register information includes information related to the structure of the building, such as the main structure, site area, building area, total floor area, exclusive area, floor area ratio, and use approval date. Mayors, county governors, and district heads confirm the ownership and use status of the building or construct This is information on the current status of buildings and land to be used as basic data for policy.

Land ownership history information is updated when changes occur in the ownership history of land, and includes information such as address, ownership classification, cause of change, and date of ownership change. Land movement history information is information about land movement history such as parcel merger and division. Building permit information is information related to building permit, such as area, building permit date, and use approval date.

The closure and cancellation information of a building is applied when all or part of the building is lost due to demolition, destruction, etc., and the closure and cancellation register includes information such as site location, new address, building name, house price, and creation date.

As described above, land actual transaction price information, real estate actual transaction price information, individual land characteristics information, building ledger information, land ownership history information, land movement history information, building permit information, and closure of buildings provided by the information provision server 100. Each piece of erasure information is processed by the management server 200 and stored in the database 300.

The management server 200 is a normal server and is connected to a network to provide appropriate market price information for the target real estate desired by the customer to the user terminal 400. As shown in FIG. 2, the transmission and reception module 210, member management Module (220), address extraction module (230), similar sale real estate selection module (240), similarity extraction module (250), comparative price calculation module (260), weight calculation module (270), appropriate market price determination module (280) Includes. This management server 200 is preferably constructed to function as a type of web server, web service server, mobile web server, or application server. In addition, a web page is provided to the user terminal 400 to provide information on the appropriate price of the target real estate.

The transmitting and receiving module 210 is composed of a typical transmitting and receiving module, and is provided to transmit or receive information through wired or wireless means with the user terminal 400 and the database 300, and provides appropriate market price information of the target real estate to the user terminal 400. It is provided to enable transmission and reception of information about, etc., and is not limited to a specific communication module.

The member management module 220 is provided to manage the name, address, phone number, paid membership, free membership, membership subscription period, etc. of the user using the user terminal 400 stored in the database 300.

The address extraction module 230 extracts addresses for real estate in each actual transaction information database based on information in the land ledger, land characteristics information, building ledger, and closure erasure ledger stored in the database 300, and each extracted Actual transaction information is updated and stored in the database 300. According to the present invention, by using past building information on new buildings missing from the land register, land characteristics information, or building register, it is possible to find the exact address of each real estate and provide it to the user.

The similar real estate for sale selection module 240 selects a reference real estate by extracting information about actual real estate for similar sale corresponding to the target real estate from information about each real estate stored in the database 300. In other words, the similar real estate for sale selection module 240 is within a radius of 3 km around the target real estate and each reference real estate for which single-family/multi-family homes, land, commercial/office buildings, apartments, officetels, and pre-sale rights have been sold within 5 years. Select similar real estate for sale of the same type according to actual transaction information.

The similarity extraction module 250 calculates the straight line distance from the target real estate, land area, total floor area, publicly announced individual house price (㎡), individual house price, and months of use for the reference real estate selected in the similar sale real estate selection module 240. , similarity can also be extracted depending on the usage area.

The comparative price calculation module 260 first determines the building price and land price among the transaction prices at the time based on the transaction price of the reference real estate extracted from the similarity extraction module 250. Among them, the building price is calculated by applying land characteristics, building register information, and closure and cancellation information based on the new building price standard disclosed by the relevant organizations {building new construction price standard × structure index × use index × location index × The residual value rate by elapsed years × adjustment rate according to the characteristics of individual buildings}, and the land price is determined by excluding the calculated building price from the transaction price. In order to calculate a comparative price based on the transaction price of the reference real estate at the time, the land characteristics and the second stage price at the time of transaction are calculated. First, in the first step, in order to reflect the differences in land characteristics, the ratio of the land price among the transaction prices at the time was applied based on the publicly announced land price at the current time, and in the second step, a real estate sales index was applied to reflect the difference between past and current transactions. Apply the ratio. The price of the land calculated in this way and the building price calculated from the building register information or closure and cancellation information of the target real estate {building price standard × structure index × use index × location index × residual value rate by elapsed years × adjustment rate according to the characteristics of individual buildings } is added to calculate the current price of the target real estate based on the past transaction price of the reference real estate.

The weight calculation module 270 calculates a weight according to the following equation (1) using the similarity of the reference real estate extracted by the similarity extraction module 250.

{Similarity of reference properties/sum of similarities of multiple reference properties} … Equation (1)

The appropriate market price determination module 280 calculates a weighted average using the weight calculated by the weight calculation module 270 and the comparative price of the reference real estate extracted by the comparative price calculation module 260. That is, the appropriate market price calculation module 280 determines the appropriate market price by summing the weights for each reference real estate (2).

{Weight of reference real estate × comparative market price of reference real estate} … Equation (2)

As shown in FIG. 3, the database 300 includes a user member information database 310, a land information database 320, a building information database 330, a closed building information database 340, and an actual transaction information database 350. , price information database 360, etc.

The user member information database 310 contains user member information including the name, gender, phone number of the user terminal 400, and usage location information of the user terminal 400, etc., of the user who is a customer of the system according to the present invention. It is saved.

The land information database 320 stores information on the location, number, type, structure, floor space, land owner's address, name, etc. of the building provided by the information provision server 100, and the land information database 320 also stores Information on the land title, area, use area, district, other areas subject to public restrictions, land shape and orientation, topography, land use status, road conditions, etc. provided by the information provision server 100 is stored, and the building information database ( 330) stores at least one information of the basement, floor, area, structure, total floor area, floor area ratio, year of construction, number of households, number of parking spaces per household, and number of elevators of the building provided by the information provision server 100, and the closed building information The database 340 stores attribute information such as the general title book, title book, floor summary, attached lot number, exclusive common area, sewage purification facility, exclusive use unit, housing price, and regional district zone provided by the information provision server 100.

The actual transaction information database 350 stores real estate transaction information obtained from the Ministry of Land, Infrastructure and Transport's actual transaction disclosure system or the public data portal. In general, actual transaction information indicates the specific address of the actual transaction real estate in a form such as "1*", so the address is estimated from the land register and building register, etc., and the actual transaction information is completely updated and stored. That is, firstly, real estate transaction information with unconfirmed addresses obtained from the Ministry of Land, Infrastructure and Transport's actual transaction processing system or public data portal is stored as actual transaction information in the actual transaction information database 350, and secondarily, it is stored in the address extraction module 230. By checking the unconfirmed lot number, real estate transaction information consisting of "city, county/gu/street/housing type/road conditions/total floor area/site area/contract year/month/contract date/transaction amount/construction year/road name" etc. is recorded as actual transaction information in the actual transaction information database ( 350). Afterwards, the similar sale real estate selection module 240 can use this actual transaction information to search for comparison items.

The market price information database 360 stores appropriate market price information determined as the weighted average of the target real estate {weight of the reference real estate × comparative market price of the reference real estate} according to the weight calculated by the weight calculation module 270.

This configuration of the database 300 is only a preferred embodiment, and when developing a specific device, it may be configured in a different structure according to database construction theory, taking into account ease of access and search and efficiency.

The network is for establishing wireless communication between the management server 200 and the user terminal 400, and includes Wireless LAN (WLAN), DLNA (Digital Living Network Alliance), Wireless Broadband (Wibro), and WiMAX. (World Interoperability for Microwave Access: Wimax), HSDPA (High Speed Downlink Packet Access), HSUPA (High Speed Uplink Packet Access), LTE (Long Term Evolution), LTE-A (Long Term Evolution-Advanced), broadband wireless mobile communication Services (Wireless Mobile Broadband Service: WMBS), 5G mobile communication (IMT-2020), etc. can be applied. However, it is not limited to this and can be applied in various ways according to the development of wireless communication technology.

The user terminal 400 basically has a camera function capable of generating user image information, a voice output function capable of outputting personal health status information, etc. as voice, and data communication with the management server 200 through a network. It is equipped with a communication function that can be used in smartphones, portable terminals, mobile terminals, personal digital assistants (PDAs), PMP (Portable Multimedia Player) terminals, and telematics. (Telematics) terminal, navigation terminal, personal computer, laptop computer, Slate PC, Tablet PC, ultrabook, wearable device, e.g. , watch-type terminals (Smartwatch), glass-type terminals (Smart Glass), HMD (Head Mounted Display), etc.), Wibro terminals, IPTV (Internet Protocol Television) terminals, smart TVs, digital broadcasting terminals, AVN (Audio) It can be applied to various terminals such as Video Navigation (Video Navigation) terminals, A/V (Audio/Video) systems, and flexible terminals.

Next, the real estate market price estimation method according to the present invention will be described with reference to FIGS. 4 to 15.

Figure 4 is a process diagram for explaining the process of estimating real estate market prices by the real estate market estimation system according to the present invention.

First, as shown in FIG. 4, the real estate price estimation system according to the present invention extracts the address of each real estate transaction by regularly collecting and processing related data based on information disclosed by the government. That is, the address extraction module 230 extracts address information for each real estate based on the information in the land information database 320, the building information database 330, and the closed building information database 340, and the extracted address information is updated and stored in the actual transaction information database 350 (S10).

The extraction of addresses for each real estate mentioned above is based on continuous changes in land and building information, and land and building information is collected at regular intervals through the land characteristics information service on addresses and land areas and the building information service on addresses and building total floor areas. In addition, real estate transaction information is collected every month through the real estate transaction information service regarding part of the address (city/county/district/dong name provided), transaction land area, total floor area, and transaction time, and the new transaction information address and land area are consistent. If there is more than one land list, the actual transaction information is refined by checking the address to see if the total building area is the same, the actual transaction information by address is automatically updated, and the monthly real estate sales price index is collected. It can be executed.

Meanwhile, when a customer requests market price information for a desired real estate through the user terminal 400, the member management module 220 determines whether the customer is a member through the user member information DB 310, and then executes the real estate price estimation system according to the present invention. An application for realizing can be executed on the user terminal 400.

Accordingly, the management server 200 receives the address of the target real estate from the user terminal 400 through the transmission and reception module 210. For example, the customer receives the address of the real estate that he or she wishes to sell or purchase, “385-21, Bukgajwa-dong, Seodaemun-gu, Seoul (Road address: 16, Susaek-ro 8-gil, Seodaemun-gu, Seoul).”

In response, general information, land information, and building information of the target real estate as shown in Table 2 below are extracted from the database 300 and transmitted to the user terminal 400 (S20).

Additionally, land information as shown in Table 3 below can be extracted and transmitted to the user terminal 400.

In addition, building information and price information for individual publicly announced landlords, as shown in Table 4 below, can be extracted and transmitted to the user terminal 400.

Next, the similar real estate for sale selection module 240 selects a reference real estate by extracting information about actual real estate for similar sale real estate corresponding to the target real estate from each real estate (S30). Similar real estate properties for sale (A to J in FIG. 5) selected in step S30 may represent, for example, 10 real estate locations as shown in FIG. 5. Figure 5 is a map showing the target real estate and similar sales locations.

The step S30 is within a radius of 3 km centered on the target real estate and is of the same type according to the actual transaction information of each reference real estate for which single-family/multi-family homes, land, commercial/office buildings, apartments, officetels, and pre-sale rights have been sold within 5 years. Select similar real estate for sale, distinguish between transaction land and building prices, calculate price by reflecting the characteristics of similar transaction land and target land of the reference real estate, and reflect the characteristics of the reference real estate at the time of past transactions and the current time Then calculate the price and select.

Table 5 below shows actual transaction information (A to J in Figure 5) for 10 real estate properties sold within 3 km and within 5 years of the center of analysis from the actual transaction prices in the database 300, similar sales with the target real estate. It's a list.

As shown in FIGS. 6 to 15 , the similarity with the target real estate (single-family house) is extracted from the similar sale list selected in step S30 in the similarity extraction module 250 (S40).

Figure 6 shows the similarity of real estate A shown in Figure 5, Figure 7 shows the similarity of real estate B shown in Figure 5, Figure 8 shows the similarity of real estate C shown in Figure 5, and Figure 9 shows the similarity of real estate B shown in Figure 5. shows the similarity of real estate D shown in , Figure 10 shows the similarity of real estate E shown in Figure 5, Figure 11 shows the similarity of real estate F shown in Figure 5, and Figure 12 shows the similarity of real estate G shown in Figure 5. Figure 13 shows the similarity of real estate H shown in Figure 5, Figure 14 shows the similarity of real estate I shown in Figure 5, and Figure 15 shows the similarity of real estate J shown in Figure 5.
In addition, the proportion of similarity is set according to the straight line distance from the target real estate, land area, total floor area, individual publicly announced land price (㎡), individual house price, months of use, and use area. That is, as shown in FIGS. 6 to 15, the similarity extraction module 250 calculates the straight line distance (m) from the target real estate to the reference real estate based on the target real estate, the target real estate and the reference real estate, and The difference value of the land area (㎡), the difference value of the total floor area (㎡) between the target real estate and the reference real estate, the difference value of the individual publicly announced land price (㎡) between the target real estate and the reference real estate, the target real estate and the above A pentagonal graph can be displayed according to the difference between the year of construction and the reference real estate, and the degree of similarity can be extracted by comparing the pentagonal graph of the target real estate with the pentagonal graph of the reference real estate.
In other words, the current status of the target real estate: land area of 121.9㎡, building total floor area of 87.97㎡, individual publicly announced land price (㎡) of 3,0970,000 won, construction year information of 1975.07.18, and the reference real estate closest to the target real estate shown in Figure 5. As shown in Figure 6 for A, the straight line distance from the target real estate to the reference real estate above is 26.7m, land area is 198.6㎡, total floor area is 447.69㎡, individual publicly announced land price (㎡) is 2,920,000 won, according to information on December 21, 1992, year of construction. Similarity can be extracted by comparing the pentagon graph (blue) with the standard pentagon graph (green).

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Table 6 below is a list of similar sales indices, showing the 10 single-family homes closest to the target real estate, but is not limited to this, and indexes of lot number, sales price, sales time, and similarity are created for single-family homes.

Next, a comparative price is calculated based on the past transaction history of each of the 10 items (S50), and the comparative price of the target real estate is calculated using the transaction price of the reference real estate extracted from S50 as shown in Table 7.

Afterwards, a weight is calculated for the similarity of the extracted reference real estate (S60).

In step S60, for each reference property (A to J in FIG. 5), the weight of the reference property is calculated by {similarity of the reference property/sum of similarities of multiple reference properties}.

Next, the appropriate market price can be determined as the weighted average of the target real estate {weight of the reference real estate × comparative market price of the reference real estate} according to the weight extracted in step S60 (S70).

As shown in Table 8 below, information on the appropriate price of the target real estate determined in step S70 is transmitted to the user terminal through the transmission and reception module 210 (S80).

Although the invention made by the present inventor has been described in detail according to the above-mentioned embodiments, the present invention is not limited to the above-described embodiments and can of course be changed in various ways without departing from the gist of the invention.

By using the real estate market price estimation system and method according to the present invention, the market price of the target real estate can be precisely estimated.

100: Information provision server
200: Management Server
300: database
400: user terminal

Claims (3)

An information provision server (100) that regularly provides information disclosed by the state;
A management server 200 that extracts reference real estate based on information from the land register, land characteristics information, building register, and closure and deletion register provided by the information provision server and estimates the appropriate market price of the target real estate;
A database (300) that stores information on land registers, land characteristics information, building registers, and closed and erased registers as real estate information on single/multiple households, land, commercial/office buildings, apartments, officetels, and pre-sale rights supplied from the above information provision server. ,
It includes a user terminal 400 that receives information on the appropriate price of the target real estate estimated from the management server,
The management server 200 includes an address extraction module 230 that extracts the address for each real estate based on the information of the land register, land characteristics information, building register, and closure and deletion register stored in the database, and an address extraction module 230 for extracting the address from each real estate. A similar real estate for sale selection module 240 extracts information on actual real estate for sale and similar real estate corresponding to the real estate and selects the reference real estate, and extracts the degree of similarity with the target real estate for the reference real estate selected in the similar real estate for sale selection module. However, based on the target real estate, the straight line distance (m) from the target real estate to the reference real estate, the difference in land area (㎡) between the target real estate and the reference real estate, and the target real estate and the reference real estate A pentagonal graph is displayed according to the difference value of the total floor area (㎡), the difference value of the individual publicly announced land price (㎡) between the target real estate and the reference real estate, and the difference value of the construction year between the target real estate and the reference real estate, A similarity extraction module 250 that extracts similarity by comparing the pentagonal graph of the target real estate with the pentagonal graph of the reference real estate, and calculates the comparative market price for the target real estate using the transaction price extracted from the similar sale real estate selection module. Comparative price calculation module 260, a weight calculation module 270 that calculates a weight for the similarity of the reference real estate extracted from the similarity extraction module 250, and the weight calculated by the weight calculation module and the comparative price calculation It includes an appropriate market price determination module 280 that determines the appropriate market price of the target real estate based on the comparative price calculated by the module average,
The similar real estate for sale selection module 240 is within a radius of 3 km centered on the target real estate and selects each reference real estate for which single-family homes, land, commercial/office buildings, apartments, officetels, and pre-sale rights have been sold within 5 years. Select similar real estate for sale of the same type according to actual transaction information, distinguish between land and building prices in the middle of a transaction, calculate the price by reflecting the characteristics of similar transaction land and target land of the reference real estate, and past transactions of the reference real estate The price is calculated and selected by reflecting the characteristics of the point in time and the current point in time.
The calculation of the weight is the following equation (1)
{Similarity of reference properties/sum of similarities of multiple reference properties} … Equation (1)
It is executed according to, and the appropriate market price is expressed in the following equation (2)
{Weight of reference real estate × comparative market price of reference real estate} … Equation (2)
It is executed according to
The comparative market price calculation module 260 divides the building price and land price among the transaction prices based on the transaction price of the reference real estate, of which the building price is calculated using building ledger information or closure cancellation information, and the land price is calculated. A real estate price estimation system characterized by two-step calculation of land characteristics and transaction time. delete delete